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1993-04-07 - Plan Commission - Minutes PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION April 7, 1993 American Needle and Novelty Company, 1275 Busch Parkway Variance of Village Floodplain Regulations Chairman Silbernik called the meeting to order at 7: 30 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illincis and read the Notice of Public Hearing as published in the Buffalo Grove Daily Herald, explained the format of the meetili,7 and swore in persons who were giving testimony at the public hearing. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: None Also present: Mr. Jeff Morris, Jeffrey M Morris, Ltd. Mr. Robert Kronenberger, American Needle & Novelty Company Mr. Robert Flubacker, RFA Architects Ltd. Mr. Richard J. Fordon, Jr. , D.J. Velo & Company Mr. Richard Kuenkler, Village Engineer Mr. Charles Hendricks, Village Trustee Mr. Brian Rubin, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit A: Preliminary Plan dated March 31, 1993 by Robert Flubacker Architects, Ltd. Mr. Jeff Morris, attorney for the petitioner, stated that the subject property is located at the southeast corner of Barclay Boulevard and Busch Road and the proposed development consists of Buffalo Grove Plan Comm-Public Hearing-April 7, 1993-Page 1 a 20, 000 square foot warehouse space addition to the existing building with the detention pond located to the east and northeast. Mr. Flubacker of RFA Architects, Ltd. , stated that the pond is subject to the Village's Floodplain Ordinance requirement for a 25 1 foot setback for the building from the high water level of the stormwater pond. This requirement is primarily intended to prevent damage to buildings from wave action of ponds. However, this pond does not have any significant wave action since it is not directly connected to Aptakisic Creek. Mr. Flubacker further noted that the proposed structure will be built on caissons or structural piers and will go down approximately 15 feet below grade level and well below the saturated soil level. This would not be harmful to the floodplain area in any way. Mr. Flubacker further noted that there is an easement that runs around the pond. He stated that the property owner believed that he could build up to this easement line without any restrictions when he originally purchased the property. The setback ordinance apparently was developed soon after the property was purchased before the new owners realized there was a setback requirement from the high water level of the pond. Mr. Morris stated that he understood that the setback ordinance is designed to prevent erosion to the foundation of a building. However, since the building addition is to be constructed on caissons, such erosion will not take place and the ordinance restriction is not necessary in this situation. Mr. Flubacker also noted that the pond is not directly connected to any other body of water except through underground piping and the overflow is not directed toward this building but rather out 1I, toward the unincorporated property south of the area. Therefore, even if the water floods above the high water mark, it will not come close to the building. Commissioner Goldspiel asked how this project matches up with the Barclay Station project immediately north. Mr. Pfeil stated that Barclay Station is the name given to the apartment development presently under construction on the Santucci property. The parcel directly south of this development is zoned Industrial and is designed as a storm water detention area. Commissioner Goldspiel asked if the proposed addition would cause any problems with the planned detention areas on the Santucci property. Mr. Flubacker stated the proposed addition would not adversely affect the detention area to the south. There is an existing swale on the south side of the building which will be piped and Buffalo Grove Plan Comm-Public Hearing-April 7, 1993-Page 2 will carry anystormwater flow to the pond adjacent to the American Needle building. Commissioner Goldspiel asked if removal of the swale will cause any changes. Mr. Flubacker noted that there is currently a pipe on Barclay Boulevard and they would simply add on another couple of hundred feet to that pipe and all the water will then flow to the pond. Commissioner Goldspiel stated that the plan showed the removal of some kind of p.v.c. storm sewer pipe. Mr. Kuenkler stated that the 6-inch underdrain will be replaced by a new storm sewer with a larger pipe. Commissioner Goldspiel asked if there is any change proposed in the configuration of the detention area itself. Mr. Flubacker noted that several changes will made to the detention area in order to maintain the existing storage: 1. Recontouring of the pond from 10 feet to 14 feet as a slope of 4: 1 needs to be maintained. 2. Increasing the separation between the pond and the building on the east side of the existing building. Commissioner Goldspiel asked why it is necessary to maintain the existing storage capacity if the water level is being increased by four feet. Mr. Flubacker stated that they are not raising the water level. He stated that the pond is designed to hold water under flood situations at four feet above its normal water mark. Commissioner Goldspiel noted that the Preliminary Plan shows 45.5 feet as the ground elevation at the northeast corner of the building, and this is the same elevation as the high water level of the pond. Mr. Flubacker stated that this is an error and the plan should indicate a ground elevation of 46.5 feet at this location. Mr. Morris noted that Exhibit A will be modified to reflect the 46.5 ground elevation. Commissioner Goldspiel asked if there would be sufficient space between the high water level and the property line. Mr. Kuenkler stated that there is no requirement concerning the distance of the high water level to the property line. Buffalo Grove Plan Comm-Public Hearing-April 7, 1993-Page 3 Commissioner Goldspiel asked if the proposed plan would adversely affect the sanitary sewer. Mr. Kuenkler stated the sanitary sewer would not be adversely affected. is within Commissioner Goldspiel asked if the easement the construction area of either the pond or the building addition. Mr. Flubacker stated that the reconfiguration of the pond is within the easement but the building will not be in the easement. Commissioner Goldspiel asked who would have to approve any modifications to the drainage easement. Mr. Raysa stated that there is an association in the Corporate Grove industrial park which would have to approve modifications to this easement. Mr. Flubacker stated that they have been working closely with the Van Vlissingen Company, which is the developer of the industrial park and the entity that sold the land to American Needle. There are two parcels that are affected by the setback requirement to this pond, and Van Vlissingen has expressed complete support of the variance request. Van Vlissingen's attorneys stated that it would be the owners of the adjacent two parcels who would need to sign off on modifications to the easement. Commissioner Goldspiel asked if the trees on the west side of the property are to be maintained. Mr. Flubacker stated that the trees would remain on the property and the landscaping would actually be improved with the reconfiguration of the pond. Commissioner Goldspiel asked if all other setback requirements had been met, and he inquired if any easements for the planned bikepath extension would be affected by the proposed development plan. Mr. Pfeil stated that all other setback requirements are provided, and the easements needed for the bikepath extension are not on the American Needle development site. Commissioner Goldspiel questioned the adequacy of one of the sewers shown on the plan. Mr. Kuenkler stated the sewer is adequately designed. Commissioner Krug asked for clarification of wave action. Mr. Flubacker stated that wave action refers to water movement Buffalo Grove Plan Comm-Public Hearing-April 7, -1993Pa e 4 g created in a wind storm on large lakes which results in soil erosion. He noted that the state requires a 25-foot setback for such conditions. Commissioner Krug noted his agreement with the last paragraph of Mr. Kuenkler's memo dated February 19, 1993 which states that "We believe it would be reasonable to reduce the setback from 25 feet to 10 feet for structures which abut the ponds (not the Aptakisic Creek) in the Corporate Grove. We would further suggest that any developer which elects to use a setback less than 25 feet be required to specifically certify, by a structural engineer, that the building will be protected from damages due to hydrostatic forces". Commissioner Krug further asked if the petitioner would agree to the provisions of Section 18.22.030 as well as Section 18.22.020 of the Floodplain Ordinance. Mr. Morris addressed the criteria for a variance of the Floodplain Ordinance, stating that there will be no additional threat to public health or safety, or creation of a nuisance, and that there will be no additional public expense for flood protection, rescue operations, policing, or repairs to stream beds and banks, roads, utilities or other public facilities. He noted that these sections of the ordinance would be agreed to in writing. Commissioner Genell asked where the Santucci property is located in relation to the subject parcel and whether the proposed building addition and the changes in the pond would adversely affect the Santucci property. Mr. Flubacker stated that the Santucci property is south of the subject property and would in no way be affected by the American Needle project. Commissioner Genell asked if the stormwater areas conform to the Lake County Stormwater Management Ordinance. Mr. Kuenkler stated that the pond is not sized to the standard of the Lake County Stormwater Management Ordinance. He noted that since the property is an existing development with an existing drainage system it is considered exempt from this standard of the County ordinance. Commissioner Samuels inquired if the property will comply with the Village's parking requirements if the building addition is constructed. Mr. Flubacker stated that the parking requirements will be met. Commissioner Krug asked if piping the swale would reduce the Buffalo Grove Plan Comm-Public Hearing-April 7, 1993-Page 5 existing capacity. Mr. Kuenkler stated that no swale areas were included as part of the required stormwater storage system when the Corporate Grove site was engineered, so modifications to the swale will not affect the required storage capacity for the area. Commissioner Berman noted that the criteria for a variance include a requirement that the petitioner demonstrate that an alternate site plan cannot be used to eliminate the need for a variance. Mr. Flubacker indicated that the proposed addition could not be built without a variance, but a smaller addition would be possible. He said, however, that the property owner needs to maximize the use of the site, and to limit the construction to a smaller addition would be an economic hardship. Commissioner Goldspiel asked if lot coverage and impervious surface area meet the applicable standards. Mr. Flubacker stated that the total lot coverage and impervious area will be less than what was calculated for the site when the stormwater management system for the Corporate Grove development was reviewed and approved. There being no further comments, Chairman Silbernik closed the public hearing at 8:10 p.m. Res tfull ubmitted, Fay Rub' ,( Recording Secretary APPROVE BY: MARTIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Public Hearing-April 7, 1993-Page 6 REGULAR MEETING BUFFALO GROVE PLAN COMMISSION April 7, 1993 American Needle and Novelty Company, 1275 Busch Parkway Variance of Village Floodplain Regulations Rolling Hills Subdivision, Aptakisic Road West of Brandywyn Lane - Annexation With R-3 P.U.D. Zoning and Preliminary Plan -- Workshop #2 Chairman Silbernik called the meeting to order at 8: 10 p.m. in Room 24, Buffalo Grove Park District Alcott Center, 530 Bernard Drive, Buffalo Grove, Illinois. Commissioners present: Chairman Silbernik Mr. Goldspiel Mr. Krug Mr. Rhodes Ms. Howard Mr. Rosenston Mr. Samuels Ms. Genell Mr. Berman Commissioners absent: None Also present: Mr. Jeff Morris, Jeffrey M. Morris, Ltd. Mr. Robert Flubacker, RFA Architects, Ltd. Mr. Richard J. Fordon, Jr. , D.J. Velo and Company Mr. Robert Kronenberger, American Needle & Novelty Co. Mr. Gerald M. Tenner, Marks, Marks & Kaplan Mr. John Green, Systems Design Group, Ltd. Mr. Richard Vane, Systems Design Group, Ltd. Mr. Robert Beaupre, Mr. Bo's, Inc. Mr. Edward Covici, Scarsdale Homes Mr. Richard Kuenkler, Village Engineer Mr. Charles Hendricks, Village Trustee Mr. Brian Rubin, Village Trustee Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Howard, seconded by Commission Berman to Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 1 approve the minutes of the public hearing of March 10, 1993 . All Commissioners were in favor of the motion and the motion passed unanimously with Commissioners Rhodes and Rosenston abstaining. Moved by Commissioner Berman, seconded by Commissioner Howard to approve the minutes of the regular meeting of March 10, 1993 . Commissioner Genell stated she wanted a correction of her statement on page 2, last paragraph. Chairman Silbernik noted an addition to his statement on page 3, last paragraph. Commissioner Goldspiel noted an addition to his statement on page 6, paragraph 2 . All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Rhodes and Rosenston abstaining. Moved by Commissioner Rhodes, seconded by Commissioner Goldspiel to approve the minutes of the regular meeting of March 17, 1993 . Commissioner Goldspiel asked for the words "for the pool" to be added on page 2, paragraph 2. Chairman Silbernik asked for an addition to paragraph 4 on page 3. Commissioner Goldspiel asked that a paragraph be entered on page 7 to read " . . .Commissioner Goldspiel disagreed with Mr. Schwartz 's statement" . Commissioner Goldspiel asked for a correction to paragraph 7 on page 8. Commissioner Rosenston asked for corrections to paragraphs 5 and 9 on page 11. Chairman Silbernik asked that an addition to his statement be made on page 14. Commissioner Goldspiel requested changes to paragraph 2,4 and 6 on page 15. All Commissioners were in favor of the motion as amended and the motion passed unanimously with Commissioners Genell and Howard abstaining. AMERICAN NEEDLE AND NOVELTY COMPANY, 1275 BUSCH PARKWAY, - VARIANCE OF VILLAGE FLOODPLAIN REGULATIONS Moved by Commissioner Goldspiel, seconded by Commissioner Rhodes to recommend approval of the Petition to the Village of Buffalo Grove for the following variance to the Village's Floodplain Regulations, Section 18.20. 020.e. (to allow a building setback of 10 feet instead of 25 feet from a Special Flood Hazard Area [SFHA] for construction of a building addition. ) Said SFHA is a pond west of Aptakisic Creek near the southeast corner of Busch Parkway and Barclay Boulevard subject to: 1. Provision of the certification noted in the last paragraph of Mr. Kuenkler's memo dated February 19, 1993 stating, "We believe it would be reasonable to reduce the setback from 25 ' to 10 ' for structures which abut the ponds (not Aptakisic Creek) in the Corporate Grove. We would further suggest that any developer which elects to use a setback less than 25 ' be required to specifically certify, by a structural engineer, that the building will be protected from damages due to hydrostatic forces. " Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 2 Commissioner Berman suggested that a second stipulation as follows be added to motion: 2. Written certification as set forth in Section 18.22 . 030.c. of the Ordinance shall be provided when applicable. Commissioner Goldspiel accepted the amendment to the motion. Commissioner Goldspiel noted his concern with this variation. He said that the is concerned with the amount of development being proposed for the parcel. Commissioner Krug noted his general dislike of variations concerning floodplain areas as it always seems to end up with the Village being asked to straighten out any problems that are created. Mr. Kuenkler noted that the Corporate Grove development was granted a variance that eliminates the required setback from stormwater detention basins that are not directly connected to the Aptakisic Creek. Commissioner Krug asked if the Fire Department would have any problems with access to the proposed addition. Mr. Kuenkler stated that the building location relative to emergency access is similar to other buildings in the industrial area. Commissioner Krug asked if the pond has a safety shelf. Mr. Kuenkler stated that this requirement was waived for the Corporate Grove development. Commissioner Rosenston noted concern with the fact that the ordinance is not always applicable in all situations and this would seem to be the case here. He said it does not appear that wave action or erosion would ever affect this building. Commissioner Berman noted concern that the requirements for a variance may not be met because it appears that an alternate site plan not requiring a variance could be used. Mr. Flubacker stated that an alternate plan could be designed, but it would result in a significant reduction in building area. Chairman Silbernik asked if the addition would then suffice the needs of the business. Mr. Flubacker stated that a smaller addition would not suffice for the needs of the business. Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 3 Commissioner Samuels stated that he sees no problem with granting the variance as requested because the developer has addressed the criteria for a variance as set forth in the ordinance. He noted that the Village Engineer has not identified any problems that would occur if the variance is granted. Commissioner Howard agreed with the testimony of the developer concerning the need for this variance and noted that building this addition on caissons will guarantee that the addition will be above the high water level. Commissioner Goldspiel inquired if there are any emergency exits from the proposed addition. Mr. Flubacker noted there is one new exit door on the north side of the east wall. Commissioner Goldspiel noted that wave action is not the only reason for the setback requirement. He noted his concern with access to the building, exiting the building and structural integrity of the building as reasons for the required setback. Mr. Flubacker noted that they could satisfy the exit requirements for the addition by putting a door on the south face of the addition instead of the east face. Commissioner Genell concurred with the recommendations of the Village Engineer and stated that in the future, anyone requesting a variance from the ordinance should be given the regulations so that the petitioner can properly address the need for a variance when testifying to the Commission. Commissioner Genell asked the petitioner if there would be exceptional hardship if the variance were not granted. Mr. Flubacker stated affirmatively due to the fact that the square footage of the building would be well below what was anticipated when the lot was purchased. Chairman Silbernik stated that the Plan Commission must find a balance between residential use and the commercial, retail and industrial uses in the Village. This addition will enhance the industrial base within the Village and is something which is important. He noted that he must rely on the Village Engineer's expertise and upon the testimony as given by the petitioner. Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 4 Chairman Silbernik called for a vote on the motion and the vote was as follows: AYES: Goldspiel, Krug, Rhodes, Howard, Rosenston, Samuels, Genell, Berman, Silbernik NAYES: None ABSTAIN: None ABSENT: None The motion passed 9 to 0. ROLLING HILLS SUBDIVISION. APTAKISIC ROAD WEST OF BRANDYWYN LANE ANNEXATION WITH R-3 P.U.D. ZONING AND PRELIMINARY PLAN -- WORKSHOP #2 Mr. Gerald Tenner of Marks, Marks and Kaplan stated that he is the attorney for the petitioner and introduced the development team. He noted that they have successfully settled their lawsuit with the Village of Long Grove, and the subject property will be disconnected from Long Grove in a matter of weeks. The developer is now preparing to file a petition for annexation of this property to the Village of Buffalo Grove. Mr. John Green of Systems Design Group stated that the Concept Plan has been revised in response to the various comments by the Plan Commission at the first workshop. He noted that the original plan contained 146 lots which have now been reduced to 140 lots. The zoning concept includes 10 lots of 20,000 square feet (R-1 standard) in the northwest corner of the site. The perimeter of the site will have 63 lots of 15, 000 square feet with lot widths of 90 feet (R-2 standards) . The center of the site will have 67 lots with a minimum area of 10, 000 square feet (R-3 standard) . Mr. Green further stated that a dual entrance to the property has now been developed, specifically at the east side of the lot at Brandywyn Lane. He noted that since the development is planned with three different lots sizes, a P.U.D. versus straight zoning is preferable and this will allow for an amenities package. He noted that a tree survey has now been performed and several opportunities for active use playgrounds have been explored. He further noted that they have tried to address concerns and comments from residents of the area relative to: 1. "Short cut" traffic: possibilities if a connection is made to Brandywyn 2. Stop sign at Brandywyn Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 5 3 . Impact on possible existing "flooding" of rear yards at the homes along the east lot line 4. Saving of trees along the east lot line Mr. Green further stated that several comments have been received from staff that they have tried to address. Mr. Green noted that the number of lots meeting the R-1 standards have been reduced from 13 to 10. Lots meeting the R-2 standards have been reduced from 64 to 63 lots. The number of R-3 lots in the center have been reduced from 69 to 67 lots. The density has therefore been reduced from 1.88 to 1.80 units per acre and the open space has been increased from 3.7 acres to 4.7 acres which includes the northeast triangle which can now include parking for an active use park. He further noted that they have meandered the bikepath through the site. The average lot size has been increased from 15,510 square feet to 16, 040 square feet and detention area has increased from 7.4 acres to 8.3 acres. Mr. Green stated that they have revised the main entry road to include a single lane in and a single lane out while still showing a divided median, however, there is also a second lane on the outbound lane to allow for left hand turns. He noted that they have extended the median island. Mr. Green noted that dual access has been provided with a street connection to Brandywyn Lane, and the plan notes an additional 25 feet of area should be dedicated to the corner home in Churchill Lane at the Brandywyn intersection. This lot will then meet the corner side yard standard of the Village's Zoning Ordinance. Mr. Green stated that it remains their opinion that the plan should be a P.U.D. with R-3 underlying zoning. This would be a similar approach as the R-4 zoning concept used in Parkchester Estates. Mr. Green stated that the petitioner thinks that the three different lot sizes are needed for a wider range of home prices and a more balanced neighborhood which is not inconsistent with developments in surrounding areas. Mr. Green noted that a tree survey has now been concluded and reviewed by the Village Forester. He noted that they intend to save some of the trees along the perimeter of the lot and further noted that many of the trees on the Felsl parcel can and will be moved. Mr. Green stated that the street plan within the development has been substantially modified, although a loop road is still proposed. However, several cul-de-sacs have been added to the central area of the site. This provides the opportunity to create Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 6 a bikepath over and around the detention area and then meander the path through the site, through a side yard and extended out to the wetlands side up to the Commonwealth Edison right-of-way. In addition, Mr. Green noted that the corner between lots 65 and 66 can now be turned into open space to create a playground separate from the active park on the north side of the site. Mr. Green noted that with regard to a request- for a stop sign from some of the residents, there are specific standards concerning when a stop sign is justified and the developer will comply with these standards. The importance of a street connection to Brandywyn Lane is that it integrates neighborhoods and provides better emergency access. Mr. Green noted that the development of this site will not add to any flooding conditions along the east lot line. He stated that, if anything, this development will allow drainage away from the existing homes. Mr. Green noted that many trees will be saved and relocated. Most of the trees adjacent to the eastern lot line will be maintained and some trees which were even smaller than those required by the ordinance will also be moved. Mr. Green stated that they recommend that the detention area and bikepath area be owned and maintained by the Village. He further noted that the developer will pay for construction of the second access road. Mr. Green noted that the Department of Public Works has suggested that they tie in to the existing bikepath system at Churchill Lane and the Commonwealth Edison right-of-way and the new roadway system and cul-de-sacs have made this possible. Mr. Green noted that the interconnection point and road crossing of the proposed bikepath at Aptakisic will exist, being approximately 750 feet from Brandywyn and 350 feet from the B'Nai Shalom Temple driveway. This provides sufficient safety to get across Aptakisic Road. Mr. Green noted that he recommends maintaining the median strip at the entranceway at Aptakisic Road, he and further noted that the median will be mountable per Fire Department request. Mr. Green said that there will be some minor variation requests regarding the wetlands and engineering standards. Mr. Richard Vane of Systems Design Group stated that the water system will include a loop connecting to a 12-inch pipe at Brandywyn and an 8-inch pipe at Aptakisic Road. He noted that drainage on the site runs from north to south. They propose to Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 7 adjust the creek location so that it runs along the west side of the site to the detention basin. Mr. Vane stated that the stormwater management plan will ring the entire site with storm sewers to drain toward the detention pond, and this will improve the flooding situation along the east side of the site. Mr. Vane stated that a sanitary sewer will be constructed on the south side of Aptakisic Road to connect to the site's sewers to the existing Village sewer at Buffalo Grove Road. Mr. Vane stated that some wetlands will be mitigated as part of the detention pond system and therefore one of the variations to be requested will be a modification of the standard pond cross section to accommodate the wetland requirements. He noted that some of the slopes will need to be changed and they will request that they be allowed to use Enkamat as a side slope treatment instead of the usual boulders on the slopes. He noted that they will request no aeration as the pond is part of a larger tributary system draining to Aptakisic Creek. Mr. Green further described the proposed housing product and stated that it will be similar to the product used at Westchester Estates II and at Parkchester Estates. Commissioner Goldspiel asked how the two ponds will work. Mr. Vane stated that the drainage from the 77 acres will flow into the ponds connecting to the storm sewers and there will be an exiting culvert to go into the main ditch. Commissioner Goldspiel asked if the additional flow of water will affect the wetlands on the south side of Aptakisic Road. Mr. Green stated that they have hired a wetlands consultant. He stated that the consultant will be asked to evaluate the impact of the proposed stormwater management plan. Commissioner Goldspiel asked if any efforts have been made to use the available contours of the site as a positive factor in laying out the street system and the orientation of homes. �./ Mr. Vane noted that the road grades gradually fall toward the south, and will have a perceptible slope. The plan does use the existing topography as an element in land planning to make the development as attractive as possible. He said that the ground elevation of homes will not vary widely within the development, so there should be no problems concerning views between homes and drainage patterns. Commissioner Goldspiel noted that he does not think that the Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 8 proposed bikepath crossing at Aptakisic Road will be a detriment and noted that studies indicate it is much safer for pedestrians to cross major streets at mid-block locations away from major intersections. He also stated that some clustering of homes would make it easier to design the bikepath system as an off-street amenity instead of using sidewalks along streets. He also noted that the park at the north end of the parcel is landlocked, and better access to this area for pedestrians is a matter that needs some attention. Mr. Green stated that they have spoken to Commonwealth Edison regarding the access, and he will have additional discussions with Commonwealth Edison to address access and parking issues. Commissioner Goldspiel noted that he is concerned with the shape of lot 79, specifically regarding the zoning requirements for the required year yard setback. Commissioner Krug asked if the bikepath over the creek would be a bridge or culvert. Mr. Green stated that the bikepath crossing would be a footbridge. Mr. Green noted that there is a finger of very low quality wetlands that has been covered with fill that extends onto the site at lots 59, 60 and 61. This will be mitigated by creating the stormwater storage area. Commissioner Rhodes asked if the flooding problems of the Churchill Lane residents have been addressed by the developer or the Village. Mr. Vane stated that the proposed storm sewer system will provide drainage from lots on the Rolling Hills site by diverting the water toward the stormwater ponds. The Rolling Hills plan will not put any water onto the Churchill Lane development, and the plan may in fact improve drainage from some of the lots in Churchill. Mr. Pfeil stated that he had been out to the Churchill Lane lots with Mr. Kuenkler and stated that there are definitely some drainage problems, but no flooding was observed. Mr. Kuenkler stated that the proposed project will not aggravate the Churchill Lane subdivision. Commissioner Howard noted her agreement with maintaining the landscaped median at the Aptakisic Road entryway to the proposed site. She noted that there seems to be a need for several stop signs at various intersections in the subdivision. Mr. Green noted that stop signs are regulated by standards, and signs would be installed as required by the Village. Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 9 Commissioner Rosenston stated that he likes the plan and he also prefers to keep the landscaped median at the entryway to Aptakisic Road. He noted his concern with the landlocked park and the possibility of people cutting through unfenced residential properties going to and from the park. Commissioner Genell concurred with the other Commissioners' comments and asked if there is a variation being requested concerning wetlands. Mr. Vane stated that there would be a request for a side slope treatment of the pond for the use of Enkamat instead of the usual boulders. Commissioner Samuels agreed that the landscaped median should be retained and said that the plan has been improved since the first workshop. He noted concern about of the effects of high tension electrical lines on homes and parks, and requested additional data concerning the possible impacts of the electro-magnetic field from these lines. Mr. Green noted that discussions with Commonwealth Edison resulted in their conducting an electro-magnetic field test. The information indicates that along the right-of-way at a distance of 80 feet on the north side of the right-of-way and a distance of 70 feet on the south side of the right-of-way a reading of one milligauss was recorded. Mr. Green noted that the lots along that edge are at least 185 to 200 feet deep which allows for a separation of about 120 feet between homes and the electrical wires. Commissioner Samuels asked if there are any national standards that address what milligauss reading is considered acceptable and non-harmful in terms of proximity to homes. Mr. Green noted that this issue is under scientific debate, and no standards have been developed. Chairman Silbernik asked if Commonwealth Edison would perhaps be willing to test the southern end of the property or another property so that the Commission would have some other data to compare the milligauss reading that was taken near the power lines. Commissioner Berman noted that this is a substantially improved plan, and he said that he shares the concern regarding the landlocked park. He also commented that the park may have some impacts on adjoining residential properties. He noted that people are now very concerned about electro-magnetic fields, and he suggested that the developer have an expert testify on this matter at the public hearing. Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 10 Chairman Silbernik stated his concern with the shape of lot 79 and the possibility of cut through traffic using the street connection to Brandywyn Lane. He also asked if any consideration had been given to aligning the street with Dover Court instead of running the street adjacent to the property at 1906 Brandywyn Lane. Mr. Green stated that aligning with Dover Court would impact the `./ wetlands area along Brandywyn Lane. Chairman Silbernik also noted concern with the park area in the northeast corner of the site. He noted that active use means that off-street parking, access, and impacts on adjacent properties have to be carefully considered. Commissioner Samuels asked that Mr. Green talk to Commonwealth Edison regarding parking in their right-of-way for park use. He further asked that street names be addressed as to whether this will be considered a continuous street or different streets with "T" cross streets. Commissioner Rosenston asked that illuminated addresses be on homes be required to aid in emergency response. Mr. Pfeil noted that the Village does not have an ordinance requiring illuminated addresses for residences, although this item was addressed as part of the Winchester Estates townhomes annexation. Commissioner Goldspiel disagreed with the need for illuminated addresses stating that there would be sufficient street lights in this subdivision to enable the reading of addresses, and he sees no reason to burden residents with the added cost. residential address. He noted that modern low-cost lighting packages now exist and that no matter how many lights exist in a subdivision, it is very difficult to read addresses. Commissioner Rosenston noted that if addresses are not lighted there should at least be some uniformity for address location to make it easier for emergency response. Mr. Green noted that it is up to the Village to establish a standard for illuminated addresses. Chairman Silbernik noted the following items needed to be addressed at the public hearing: 1. Consideration of more clustering of homes 2 . Better access for the park area in the northeast part of the site, and conceptual planning for active use of the area Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 11 3 . The shape of Lot 79 concerning zoning requirements 4. Drainage problems on the east side of the property 5. More information concerning milligauss readings in relation to the impact of proximity to high-tension electrical lines 6. Information on any impacts that the development would have on adjacent wetlands Commissioner Genell said illumination of addresses will be another item discussed at the public hearing. Mr. Rudy DiTommaso, 1228 Manassas, Long Grove, stated that he owns the agricultural property adjacent to the west side of the subject parcel and his land contains high-quality wetlands. He noted that he would like to see 30,000 square foot lots on the west side of the site which would create a better transition from his property. He further noted that he has a permit to construct a culvert on his property for storm water management and he would like an easement between lots on the proposed site instead of having to build a road running along the back of the proposed development homes. Mr. Tenner noted that the developer has finished negotiations with Long Grove after a year of discussions, and the site plan with the present lot sizes has been approved by the Village of Long Grove. Mr. Covici also noted that the site plan is attached to the settlement agreement with Long Grove. Richard Sheiner, 569 Dover Court, asked if the Brandywyn wetlands would drain into the pond proposed for the Rolling Hills site. Mr. Kuenkler indicated that the wetlands along Brandywyn would not drain to the Rolling Hills property. CHAIRMAN'S REPORT Chairman Silbernik noted that there is a request from the Village Board for a polling regarding Mr. Edward Schwartz 's Indian Creek Subdivision. Mr. Schwartz is asking the Board to consider R-3 �./ zoning with lot widths less than the 80-foot standard. Commissioner Genell noted that this matter should go before the Trustees in order to get their comments. Trustee Hendricks stated that the Board would like a polling of the entire Commission as the Commission was short two members when the R-4 plan was considered at the public hearing. Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 12 Chairman Silbernik said he would not take a polling from Commissioners who were not present at the public hearing. Chairman Silbernik stated that if Mr. Schwartz is thinking of changing the plan then he would have to come back to the Plan Commission. Trustee Rubin stated the Board only wanted to find out if they would be wasting the Plan Commission's time by referring a change back to the Commission. Chairman Silbernik stated that he does not know what kind of changes Mr. Schwartz is actually proposing and will not poll on something he does not know about. All Commissioners agreed that if the plan is referred back to the Plan Commission, it will be heard. FUTURE AGENDA SCHEDULE Mr. Pfeil stated that there would be a special meeting on April 14, 1993 and a meeting on April 21, 1993. PUBLIC COMMENTS AND QUESTIONS - None STAFF REPORT - None NEW BUSINESS Commissioner Rosenston noted that all developers should be told to be sure to address the issues in the relevant ordinances when appearing before the Plan Commission. He further noted that one of the stop signs at the restructured driveway at Town Place should be removed. Commissioner Krug asked that the parking lot at Dominicks on Dundee Road be improved. Commissioner Samuels noted that the traffic signal at Corporate Grove Drive and Busch Parkway is now in operation, but it is not timed correctly. He noted that large traffic backups are being created on Busch Parkway. Commissioner Genell noted that the donation fee ordinance for schools and parks should be looked at. She inquired whether the Village Finance Department has any records from schools as to how school donation fees are spent after the school administration receives such funds from the Village. ADJOURNMENT Moved by Commissioner Genell, seconded by Commissioner Krug and Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 13 carried unanimously to adjourn. Chairman Silbernik adjourned the meeting at 10:35 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVE TIN SILBERNIK, Chairman Buffalo Grove Plan Comm-Regular Meeting-April 7, 1993-Page 14